11 Sandy Cove

Property Overview & Key Characteristics

This 1977-built, one-storey home at 11 Sandy Cove offers a practical and spacious layout on a large, approximately 7,689 sqft lot in Southboine, Winnipeg. Its key appeal lies in its combination of generous indoor and outdoor space, featuring 1,580 sqft of living area and a finished basement, all under a single level—ideal for easy living. The property ranks highly city-wide for its lot size and above-average living area, suggesting a solid footprint compared to many Winnipeg homes.

Its primary suit would be buyers seeking a ground-level floor plan, perhaps empty-nesters, small families, or those with mobility considerations who value single-storey living but don’t want to compromise on space. The large lot is a significant asset for gardening, outdoor recreation, or future expansion. A thoughtful perspective is that while the home’s age may require updates, its strong city-wide rankings for size and value indicate it is a competitively scaled property in the broader market, offering more space than over 75% of Winnipeg homes. It represents a classic, established neighbourhood home with room to grow.

Frequently Asked Questions

1. How does the "ranking" system work?
The rankings compare this property against others on its street, in its neighbourhood (Southboine), and across all of Winnipeg for metrics like lot size, age, and living area. For example, ranking "in the top 24%" for living area in Winnipeg means approximately 76% of city homes are smaller.

2. What does the assessment value mean for the listing price?
The municipal assessment of $458,000 is for tax purposes and is not a direct market valuation. It can, however, be a useful benchmark. A sale price significantly above assessment may reflect market demand or recent upgrades, while a price near or below could indicate a motivated seller or a home requiring investment.

3. Is a 1977-built home a concern?
Homes of this era are common in established neighbourhoods. The key considerations would be the age and condition of major systems (roof, windows, furnace, electrical). A thorough home inspection is essential. The upside is that these homes often feature larger lots and more robust construction than many newer builds.

4. Who would benefit most from a one-storey layout?
Beyond those seeking accessibility, a bungalow layout offers efficient heating and cooling, often with bedrooms separated from living areas for privacy. It can be ideal for working from home, as it allows for a quiet basement office, or for families wanting all main living spaces on one level.

5. The lot is large, but how is the neighbourhood?
Southboine is a mature, riverside community. The property’s rankings show it is on par with or slightly above average for its immediate street and neighbourhood in terms of size, but its true advantage is the lot size relative to the whole city. This suggests a well-established area where larger lots are a premium feature.